San Francisco Planning Code § 829 South Beach Downtown

The South Beach Downtown Residential Mixed Use District (SB-DTR), the boundaries of which are shown in Section Map No. 1 of the Zoning Map, is established for the purposes set forth below.

The SB-DTR District is adjacent to the southern edge of the downtown, generally bounded by the Bay Bridge, Bryant Street, the Embarcadero, and 2nd Street, and is primarily comprised of the former South Beach Redevelopment Area. High-density residential uses and supporting commercial and institutional uses are allowed and encouraged within the

limits set by height, bulk, and tower spacing controls. Individual townhouse dwelling units with ground floor entries directly to the street are generally required on streets.

While lot coverage is limited for all levels with residential uses that do not face onto streets or alleys, traditional rear yard open spaces are not required. Specific height, bulk, and setback controls establish appropriate heights for both towers and mid-rise podium development and ensure adequate spacing between towers in order to establish a neighborhood scale and ensure light and air to streets and open spaces. Setbacks are required where necessary to provide transition space for ground floor residential uses and to ensure sunlight access to streets and open spaces. Off-street parking must be located below grade. Accessory Dwelling Units are permitted within the district.

Table 829

SOUTH BEACH DOWNTOWN RESIDENTIAL MIXED USE DISTRICT ZONING CONTROL TABLE

No. Zoning Category Table 829 SOUTH BEACH DOWNTOWN RESIDENTIAL MIXED	§ References USEDISTRICT ZONING CO	South Beach Downtown Residential Mixed Use District Zoning Controls NTROL TABLE
No. Zoning Category	§ References	South Beach Downtown Residential Mixed Use District Zoning Controls
Building and Siting Standards
.10 Height and Bulk	§§ 102, 105, 106, 250 - 252, 260, 270	Varies 40 - 200 feet. For height limits, see Zoning Map 1H and § 263.19; for bulk controls, see § 270(e).
.11 Lot Size [Per Development]	§§ 890.56, 121	No limit
.12 Rear Yard/Site Coverage	§ 136	100 percent lot coverage permitted; up to 80 percent for all lots at residential levels where not all units face onto streets or alleys. § 825(b) (2).
.13 Setbacks	Ground Floor Residential Design Guidelines	Building setback of 3 to 10 ft. for all buildings with residential uses at the ground level per the Ground Floor Residential Design Guidelines.
.14 Street-Facing Uses	§§ 145.1, 145.4, 825(b)	Active uses required on all street frontages. See §§ 145.1, 825(b).
.15 Parkingand LoadingAccess: Prohibition	§ 155(r)	Prohibited on the Embarcadero, § 155(r)
.16 Parking and Loading Access: Siting and Dimensions	§§ 145.1, 151.1, 155(r)	No parking permitted aboveground, except on sloping sites. Parking access limited to two openings, max. 11' wide each, loading access limited to one 15' opening. § 825(b).
.17 Awning	§ 136.1(a)	P
.18 Canopy	§ 136.1(b)	P
.19 Marquee	§ 136.1(c)	P
Non-Residential Standards and Uses
.20 Required Residential to Non-Residential Use Ratio	§ 102	Non-residential uses limited to occupiable sf per 6 occupiable sf devoted to residential uses. § 825(c)(2).

.21	Use Size [Non-Residential]	§§ 890.130; 121.5, 207.9	P for non-residential uses up to 25,000 sq. ft., C above. Division of large use sizes per § 121.5. For Office Uses minimum intensities may apply pursuant to § 207.9.
.22	Open Space	§ 135.3	1 sq. ft. of publicly-accessible open space for every 50 sq. ft. of non-residential use over 10,000 sq. ft.
			§ 135.3
.23	Off-Street Parking [Office uses]	§§ 150, 151.1, 153 - 156, 166, 204.5 303 1	None Required. Parking that is accessory to office space limited to 7% of GFA.
.24	Off-Street Parking [Non-Residential, other than office uses]	§§ 150, 151.1, 153 - 156, 166, 204.5 303 1	None Required. Parking limited as described in Section 151.1.
.25	Off-Street Freight Loading	§§ 150, 152.2, 153 - 155, 204.5	None Required. Loading maximums described in Section 152.2.
.26	All Non-Residential Uses Permitted, ex	cept as described below, § 825(c)	(1)(A)
.27	Drive-Up Facility	§ 890.30	NP
.28	Walk-UpFacility	§ 890.140	P if recessed 3 ft. C otherwise.
.29	Hospital or Medical Center	§§ 124.1, 890.44	C
.30a	Other Institutions, except Residential Care Facility	§ 102	C
.30b	Residential Care Facility	§ 102	P
.31	Public Use	§ 890.80	C
.32	Movie Theater	§ 890.64	C
.33	Nighttime Entertainment	§§ 102, 803.5(b)	C
.34	Adult Entertainment	§ 890.36	NP
.35	Massage Establishment	§§ 102, 204, 303(n), 803, Art. 29 Health Code	P on the 1st floor, C # on the 2nd floor, and NP on 3rd floor and above, except P on all floors if accessory to a Hotel, Personal Service or Health Service.
.36	Automobile Parking Lot, Community Commercial	§§ 890.9, 156	NP
.37	Automobile Parking Garage, CommunityCommercial	§§ 890.10 1	C, per the criteria of Section 303
.38	Automotive Gas Station	§ 890.14	NP
.39	Automotive Service Station	§§ 890.18, 890.19	NP
.40	Automotive Repair	§ 890.15	NP
.40a	Electric Vehicle Charging Location	§§ 102, 202.2(b), 202.13	C
.40b	Fleet Charging	§ 102	NP
.41	Automotive Wash	§ 890.20	NP
.42	Automotive Sale or Rental	§ 890.13	C
.43	Mortuary	§ 890.62	C
.44	Hours of Operation	§ 890.48	C. 2 a.m. - 6 a.m.
.45	Business Sign	§§ 602 - 604, 608.1, 608.2	P. § 607.2(f)
.45a	Child Care Facility	§ 102	P
.45b	Adult Sex Venue	§ 102	NP
Residential	Standards and Uses
.46	Residential Use	§ 890.88	P
.47	Residential Density, General	§§ 207.5(d), 207.6, 890.88(a)	Form-Based Density. Dwelling Unit Mix Required § 207.6

.47b	Minimum Dwelling Unit Densities, if Applicable	§ 207.9	Varies depending on project location, but generally ranges between 50 and 100 dwelling units per acre.
.47c	Maximum Dwelling Unit Size	§§ 207.10, 317	P up to 4,000 square feet of Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit of 1.2:1. C for Dwelling Units that exceed the greater of those thresholds.
.48	Residential Density, GroupHousing	§§ 207.5, 890.88(b)	Form-Based Density.
.48b	Residential Density, Homeless Shelters	§§ 102, 890.88(d)	Densitylimitsper Section 208(a)
.49	Usable Open Space [Per Residential Unit]	§§ 135, 136	75 sq. ft. per unit; up to 50% may be provided off-site if publicly accessible. § 135.
.50	Accessory Off-Street Parking, Residential	§§ 151.1, 153 - 156, 166, 167, 204.5 303 1	None Required. Up to one car per four Dwelling Units permitted; up to .75 cars per unit or 1 car per unit based on unit size, per procedures and criteria of Section 151.1.
.51	Residential Conversions	§ 317 , Ch. 41 Admin. Code	C
.52	Residential Demolition	§ 317	C
.53	Large-Scale Urban Agriculture	§ 102	C
Other Uses
.99	Wireless Telecommunications Services Facility	§ 102	C; P if the facility is a Micro WTS Facility

SPECIFIC PROVISIONS FOR

SOUTH BEACH DOWNTOWN RESIDENTIAL DISTRICT

	Section	Zoning Controls
§ 829.35	§§ 102, 204, 303(n), 803, Art. 29 Health Code	MASSAGE ESTABLISHMENT Controls:Massage Establishments on the 2nd floor shall generally be subject to Conditional Use authorization. Certain exceptions to the Conditional Use requirement for massage are described in Section 303(n). When considering an application for a conditional use permit pursuant to this subsection, the Planning Commission shall consider, in addition to the criteria listed in Section 303(c), the criteria described in Section 303(n) and 890.60(b).
§ 829.47	§ 207.1	ACCESSORY DWELLING UNITS Boundaries:Within the boundaries of the South Beach Downtown Residential District. Controls:An "Accessory Dwelling Unit," as defined in Section 102 and meeting the requirements of Section 207.1 is permitted to be constructed within an existing building in areas that allow residential use or within an existing and authorized auxiliary structure on the same lot.

(Added by Ord. 298-08, File No. 081153, App. 12/19/2008; amended by Ord. 66-11, File No. 101537, App. 4/20/2011, Eff. 5/20/2011; Ord. 56-13 , File No. 130062, App. 3/28/2013, Eff. 4/27/2013; Ord. 235-14 , File No. 140844, App. 11/26/2014, Eff. 12/26/2014; Ord. 14-15 , File No. 141210, App. 2/13/2015, Eff. 3/15/2015; Ord. 20-15 , File No. 110548, App. 2/20/2015, Eff. 3/22/2015; Ord. 73-15, File No. 141303, App. 5/28/2015, Eff. 6/27/2015; Ord. 162-16 , File No. 160657, App. 8/4/2016, Eff. 9/3/2016; Ord. 166-16 , File No. 160477, App. 8/11/2016, Eff. 9/10/2016; Ord. 99-17, File No. 170206, App. 5/19/2017, Eff. 6/18/2017; Ord. 189-17, File No. 170693, App. 9/15/2017, Eff. 10/15/2017; Ord. 303- 18, File No. 180915, App. 12/21/2018, Eff. 1/21/2019; Ord. 233-21, File No. 210381, App. 12/22/2021, Eff. 1/22/2022;

Ord. 37-22, File No. 211263, App. 3/14/2022, Eff. 4/14/2022; Ord. 75-22, File No. 220264, App. 5/13/2022, Eff. 6/13/2022; Ord. 190-22, File No. 220036, App. 9/16/2022, Eff. 10/17/2022; Ord. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024; Ord. 187-24, File No. 240173, App. 7/26/2024, Eff. 8/26/2024; Ord. 173-25, File No. 250634, App. 9/5/2025, Eff. 10/6/2025; Ord. 245-25, File No. 250701, App. 12/12/2025, Eff. 1/12/2026, Oper. 1/12/2026)

AMENDMENT HISTORY

Zoning Control Table: .53 added; Ord. 66-11 , Eff. 5/20/2011. Zoning Control Table: .35 amended; Specific Provisions: 829.35 added; Ord. 56-13 , Eff. 4/27/2013. Specific Provisions: 829.35 amended; Ord. 235-14 , Eff. 12/26/2014. Zoning Control Table: .48b added; Ord. 14-15 , Eff. 3/15/2015. Zoning Control Table: .17, .18, and .19 amended; Ord. 20-15 , Eff. 3/22/2015. Zoning Control Table: .35 amended; Specific Provisions: 829.35 amended; Ord. 73-15, Eff. 6/27/2015. Introductory material amended; Zoning Control Table: .47 amended; Specific Provisions: 829.47 added; Ord. 162-16 , Eff. 9/3/2016. Zoning Control Table: .99 added; Ord. 166-16 , Eff. 9/10/2016. Zoning Control Table: .23, .24, .36, .37, and .50 amended; Ord. 99-17, Eff. 6/18/2017. Zoning Control Table: .45a added; Ord. 189-17, Eff. 10/15/2017. Zoning Control Table: heading amended; .30 redesignated as .30a and amended; .30b added; Ord. 303-18 , Eff. 1/21/2019. Zoning Control Table: .35 amended; Specific Provisions: 829.35 amended; Ord. 233-21 , Eff. 1/22/2022. Zoning Control Table: .35 amended; Specific Provisions: 829.35 amended; Ord. 37-22 , Eff. 4/14/2022. Zoning Control Table: .45b added; Ord. 7522 , Eff. 6/13/2022. Zoning Control Table: .40a and .40b added; Ord. 190-22 , Eff. 10/17/2022. Introductory material amended; Specific Provisions: 829.47 amended; Ord. 62-24 , Eff. 4/28/2024. Zoning Control Table: .10, .17, .18, .19, .20, .30b, .33, .51, .52, and .53 amended; Ord. 187-24, Eff. 8/26/2024. Zoning Control Table: .21 amended; Ord. 173-25, Eff. 10/6/2025. Introductory material amended; Zoning Control Table: .21, .47, and .48 amended; .47b and .47c added; Ord. 245-25. Eff. 1/12/2026.

CODIFICATION NOTE

So in Ord. 99-17.